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R e a l E s t a t e

Commercial Real Estatein SerbiaA Practical Guide to Legal and Regulatory Issues

Poslovi sa nepokretnostimau SrbijiPraktični vodič kroz zakone i propise

May 2006

R E A L F A C T S



0 Commercial Real Estate in Serbia

Imprint:

Publisher and copyright holder: Bank Austria Creditanstalt AG, 1030 Vienna, Vordere Zollamtsstraße 13, 1010 Wien, Am Hof 2, http: / / www.ba-ca.com,e-mail: [email protected]

Edited by: Bank Austria Creditanstalt Real Estate department; Bank Austria Creditanstalt Public Relations department

Responsible for the content: CMS Reich-Rohrwig Hainz and CMS Cameron McKenna

Printed by: Holzhausen

Graphics: Horvath Grak Design

Publications service: tel.: +43 (0) 505 05, ext. 56148 (answering machine), fax: +43 (0) 505 05, ext. 56945, e-mail: [email protected]

May 2006

Disclaimer:

Despite careful research and the use of reliable sources, Bank Austria Creditanstalt and CMS cannot assume liability for the completeness or accuracy of theinformation given herein. This publication does not constitute an offer or solicitation of an offer.



0Commercial Real Estate in Serbia

Commercial Real Estate

in SerbiaA Practical Guide to Legal and Regulatory Issues




Contents

Full Range of Real Estate Services ...................................................................................................................................................05

1. Ownership and Other Issues in Real Estate ...............................................................................................................................06

1.1. Parties – Who can own real estate? ....................................................................................................................................06

1.. Ownership – What types of ownership are there? .............................................................................................................06

1.. Landlord and tenancy law – What are the key features?...................................................................................................06

1.. Restitution Claims – What claims can be brought against a real estate owner? ..............................................................................07

2. Procedure of a Real Estate Transaction ......................................................................................................................................07

.1. Procedure – What are the steps in a sale and purchase transaction? ................................................................................07

.. Other common contract terms – What other provisions does a real estate sale contract commonly contain? .......................... 07

.. Brokers – What is the broker’s role?...................................................................................................................................07

.. Property under construction – How can the purchaser be protected?...............................................................................07

.5. Registration and notarization of real estate – What are the basic requirements? ............................................................08

3. Permits, Planning and Environment...........................................................................................................................................08

.1. Permit – What permits are required for the use and occupation of real estate? ..............................................................08

.. Zoning and planning law – What are the basic principles?................................................................................................08

.. Environmental – What are the common environmental issues? ........................................................................................08

4. Finance, Taxes and Insurance .....................................................................................................................................................09

.1. Security over real estate – How is security over real estate created and protected? .........................................................09

.. Taxes – What are they and who pays them? ......................................................................................................................09

.. Fees – What are they and who pays them? ........................................................................................................................09

.. Insurance – What insurance will the parties effect and when does the insurance risk pass to the purchaser?.................09

Contacts............................................................................................................................................................................................10

All information is available in Serbian .................................................................................................................................... 11 – 18



05Commercial Real Estate in Serbia

Preface

Full Range of Real Estate Services

Dear entrepreneurs,

The ability to think and act without being limited by

the concept of borders is not merely a philosophical

approach in Europe in the 21st century, as it can often be

the decisive factor in the success or failure of a business.

Bank Austria Creditanstalt was among the rst to recognize

the crucial importance of this factor as a key to success, and

has developed unparalleled cross-border expertise in numer-

ous elds of business. For example, BA-CA is the market

leader in large-volume, cross-border real estate nancing,with a share of around 30 %.

As a real estate client, BA-CA offers you the advantage

of providing a full range of real estate services as the leading

real estate nancing bank in Austria and in Central and

Eastern Europe, covering all related aspects, from project

nancing and property appraisal to portfolio management.

In addition to BA-CA’s dense branch network in Austria,

you also prot from access to all the growth markets in

Central, Eastern and South-Eastern Europe, backed up by our

experts.

In order to provide yet another valuable cross-border

service in the eld of real estate and to help you gain a better

understanding of the overall conditions, Bank Austria Credit-

anstalt and CMS Reich-Rohrwig Hainz have collaborated

to prepare this brochure for our customers. This overview

covers the basic legal framework for real estate transactions

(purchasing, investment, construction activities). The bro-

chure also contains more detailed information on ownership

and other issues in real estate, as well as on the procedures

involved in real estate transactions. Moreover, it provides a

summary of the most common forms of nancing and of

taxes and insurance.

If you have further questions, our real estate specialists

from Bank Austria Creditanstalt’s CEE Real Estate Finance, the

Bank’s competence centre for cross-border customers, will

be more than happy to assist you in your decision-making

process, supported by their colleagues from the local network

banks.

We are certain that this brochure will provide you with

valuable information in your day-to-day business activities

and make for protable reading.

Regina Prehofer Bruno Ettenauer

Member of the Managing Board Head of department, Real Estate

Bank Austria Creditanstalt Bank Austria Creditanstalt



Commercial Real Estate in Serbia

1. Ownership and Other Issues

in Real Estate

1.1. Parties – Who can own real estate?

According to the provisions of the Law on Foundations

of Property Rights Relationships, any natural or legal person

may own real estate, subject to special provisions applicable

to foreign persons.

The building land in metropolitan areas is mostly state-

owned and is awarded for long term lease by way of competi-

tive bidding procedure.

1.1.1. Acquisition of real estate by foreigners

Foreign natural persons and legal entities may acquire title

to real estate on the territory of the Republic of Serbia for the

purpose of carrying out their business activities in the Republic

of Serbia under the terms of reciprocity.

As business activities may be carried out only by compa-

nies duly registered in the Republic of Serbia, a foreign per-

son and / or legal entity shall, before acquisition of the title to

real property, establish a company in Serbia which shall be the

holder of title to real estate.

Ownership right to an apartment and / or residential build-

ing may be acquired by a foreign natural person, under the

terms of reciprocity.

The acquisition of real estate located in certain areas of

the Republic of Serbia may be restricted by law (vicinity of

military facilities, etc).

1.. Ownership – What types

of ownership are there?

1..1. Building right

The building rights are associated with the development

capacities of a particular location, as dened by the applicable

zoning plan. The building rights in the metropolitan area are

acquired by either

donating of the lease over the building land by municipal

authorities, or

ownership rights over existing buildings (in which case the

owner may re-develop the site in accordance with the rel-

evant zoning plan).

1... Condominium ownership

(owner-occupied apartments)

The condominium owners have ownership of a single real

estate unit and undivided co-ownership of the common areas of

the building. The condominium owners’ community is consid-

ered as a legal entity for the purpose of arranging maintenance

works. The management of the common areas is exercised by

general meeting of the owners and / or building council.The owners may freely dispose their ownership of the sin-

gle units and their corresponding part in the common areas.

Each single real estate unit in the building is registered in

the land register as a self contained / separate real estate.

The common areas can not be subject to partition or

transferred separately from the real estate units.

1... Ownership in fractional undivided

shares (“Co-ownership”)

Serbian law does recognize joint title to real estate, where

more than one person is the owner of a particular real estate

unit. Co-ownership of real estate can be established by agree-

ment or by virtue of the law.

The title to co-owned real estate can only be transferred

with the consent and participation of all co-owners.

Any of the co-owners may at any time request partition of the

undivided interest in the real estate and become the sole owner of

a portion thereof, provided such portion complies with the legal

and technical requirements for separate objects of title of owner-

ship.

1.. Landlord and tenancy law –What are the key features?

1..1. Renting apartments / plots

Written form of the agreement is mandatory. Only the

leases with the term exceeding 10 years may be registered in

the newly established cadastral registry system.

Subletting without the consent of the lessor is not possible

unless the rental agreement stipulates otherwise.

In the event of transfer of ownership, the rental agree-

ment remains in force and automatically binds the new owner

with its terms. The tenant, may, however, terminate the leaseupon being advised on transfer of title to the leased property.

0

Ownership and Other Issues in Real Estate




The rental agreement may be entered into for a denite or

indenite term.

In case the lessee continues to use the rented property af-

ter the expiration of the contractual term without any objection

from the lessor, the rental agreement automatically transforms

into an agreement for indenite term.

1.. Restitution Claims – What claims can be

brought against a real estate owner?

No restitution law is currently in place in the Republic

of Serbia. However, the law on restitution is hotly debated.

Previous owners are entitled to “notify” of their prospective

interest in nationalized property until mid-2006.

1..1. Restitutio

Where an agreement is recognized as null and void or is

invalidated each party shall return to the other party all gains

received under the annulled agreement.

The Serbian legislation provides for restitution in each

case of invalidity (null and void) of the transfer agreement or

in certain cases of termination of the agreement.

0

2. Procedure of a Real Estate Transaction

.1. Procedure – What are the steps in

a sale and purchase transaction?

legal due diligence conrming the seller’s title and any

encumbrances over the subject matter of the sale.

entering into the sale and purchase agreement (including

notarization thereof).

recording of the purchaser as the owner of the real estate

into the land registry.

.1.1. Real estate due diligence

It is recommendable that the buyer completes a legal due

diligence before the purchase of the targeted real estate verify-

ing the following facts:

The seller holds a free and clear, valid and marketable owner-

ship title. In order to avoid any risk of rescinding the transaction

the buyer shall verify that the seller is and his / her predecessors

have been the valid owners of the respective real estate;

There are no registered mortgages, encumbrances and

other liens on the targeted real estate;

Existence of rental agreements or limited property rights

established in favor of third parties, injunctions or claims

before the court.

.. Other common contract terms – What

other provisions does a real estate

sale contract commonly contain?

All agreements for transfer or establishment of ownership

of real estate shall be executed in written form where the signa-tures of the parties need to be notarized in order to register the

ownership with the land book registry. The agreement should also

contain the „clausula intabulandi“, i. e. the explicit consent of the

registered owner that the registration can be performed.

..1. Form of contract

Written form / notarized.

... Notary deeds

Not operational in the Republic of Serbia.

... Involvement for a trustee for payments

In order to register the purchaser as the owner in the land

registry, the seller shall issue (notarized) conrmation that the

purchase price has been paid in full. Whether the seller would

be willing to do so upon placing the purchase price into a

bank-held escrow account (trustee arrangements not usual) is a

matter of negotiations between the parties.

.. Brokers – What is the broker’s role?

The role of the brokers is to assist the buyer in targeting real es-

tate or – when appointed by the seller – to identify prospective buy-

ers. For their services the brokers charge commission, calculated as a

percentage of the value of the real estate. Customary rate is 3 %.

.. Property under construction –

How can the purchaser be protected?

Protection of the purchaser is generally at a very low level.

Non-transferability of the building permit and the building rightspresent a special problem.

Procedure of a Real Estate Transaction




..1. Provisions on the protection of

purchasers of buildings,

flats or business premises to be built

or to be thoroughly renovated

Recently, the new Mortgage Act has been enacted, to the

effect of allowing recording of mortgages over structures in

the construction phase. Upon foreclosure of the mortgaged

structure, the building permit / right of use shall be transferred

to the new owner of the structure.

.5. Registration and notarization

of real estate –

What are the basic requirements?

Ownership rights and other titles to real estate are

recorded in the land registry.

.5.1. Formal requirements

.5.1.1. Pertaining to the registration

in the land register

The property which is the subject-matter of transfer shall

be recorded and the seller shall be recorded as the last owner

of the relevant property (or the unbroken chain of title shall be

produced to the land registry). In addition, the registry would

require proof that the property transfer tax has been paid.

.5.1.. Language

Use of the Serbian language is mandatory.

.5.1.. Land register

The title over the real estate is acquired by way of registra-

tion in the land registry. In other words, valid sale and purchase

agreement represents the only legal ground for acquisition ofthe property (i.e. recording thereof in the land registry).

Permits, Planning and Environment

0

3. Permits, Planning and Environment

.1. Permit – What permits arerequired for the use and occupationof real estate?

.1.1. Procedure before public authorities for

building permit & necessary documents

The permitting process is two-tier:

“Building permit” – which effectively allows for the building

design development (i.e. building permit is obtained on the

basis of master design for the building); and

“Notication on commencement of works” – which may be

made only upon completing detailed design of the building

Upon completion of a construction work, the occupancy

permit for the building is issued (provided always that the as-

built design complies with the approved detailed design). It

should also be noted, that the issuance of the occupancy per-

mit is one of the legal requirements for the registration of the

ownership over the building in question.

.1.. FeesFees for issuance of building permit or other permits vary

depending on the type of the building, the surface area etc.

.. Zoning and planning law –

What are the basic principles?

..1. Zoning

Generally, metropolitan areas are zoned in accordance

with the

master plan and

detailed plan.

The developer is entitled to further elaborate given zoning

by so-called “urbanistic project”.

.. Environmental – What are the

common environmental issues?

For the construction of industrial buildings, buildings with

specic use etc., which might negatively effect the environ-

ment, the investor shall conclude an analysis of the effect on

the environment and comply with the existing environmental

protection legislation.




Finance, Taxes and Insurance

0

.1. Security over real estate –How is security over real estate

created and protected?

.1.1. Mortgages

The new Mortgage Act (2006) introduces several novelties

which may be of interest to secured lenders, primarily related

to

execution proceedings, and

creation of mortgage over buildings in the construction

phase.

.1.. Types of mortgages

Mortgage / over-mortgage (in case of pledging of claim

secured by the mortgage)

.1.. Legal situation of securities in case

of insolvency

The mortgage follows the property and the secured credi-

tor is entitled to execute the mortgage irrespective of the

bankruptcy / insolvency proceedings.

.. Taxes – What are they andwho pays them?

The transfer tax amounts to 5 % of the purchase price or

the consideration. The rst sale of the buildings that are built

after 01 January 2005 is subject to 18 % VAT. The buildings

that are taxable with VAT are not subject to 5 % transfer tax.

The tax liability shall be borne by the seller, unless other-

wise agreed (however, both parties are jointly and severally

liable towards the tax authorities)

The property tax is in the range between 0.4 % to 3 % p.a.

.. Fees – What are they andwho pays them?

Court notarization fee – up to CSD 26,000, depending on

the value of the transaction (1 EUR = app. CSD 87)

Recording in the land registry – from CSD 2,600 – CSD

4,000, depending on the value.

.. Insurance – What insurance will the

parties effect and when does the

insurance risk pass to the purchaser?

Transfer of the ownership, respectively of the risk to thepurchaser is effectuated by recording in the land registry

(effective transfer of risk depends on the sale and purchase

agreement).

Properties are often underinsured and only basic coverage

is common (re and allied perils).

4. Finance, Taxes and Insurance




Contacts

HVB BANK Serbia and Montenegro a.d.

Real Estate Department

Miloš Srejić

Rajićeva 27–29, 11000 Beograd,

Serbia and Montenegro

tel.: +381 11 3204 582

fax: +381 11 3204 668

e-mail: [email protected]

Bank Austria Creditanstalt, Austria:

For cross border activities:

Christian Schitton

Vordere Zollamtsstraße 13, A-1030 Vienna

tel.: +43(0)5 05 05 54948

fax: +43(0)5 05 05 57985


or

Gabor Somogyi


tel.: +43(0)5 05 05 55175

fax: +43(0)5 05 05 57985


The following other countries have been featured in this series

Austria

Bulgaria

Croatia

Czech Republic

Hungary

Poland

Romania

Slovakia

Slovenia

The brochure can be ordered free of charge at the following e-mail address: [email protected]

CMS is the alliance of major independent European law rms

providing clients with a full range of legal and tax services

based on a thorough understanding of their business. Operat-

ing in 47 business centres around the world, CMS has over

575 partners, more than 2,000 legal and tax advisers and a

total complement of over 3,800 staff.

CMS Belgrade is a joint ofce of CMS Reich-Rohrwig Hainz

and CMS Hasche Sigle Germany. It is one of the leading law

rm in Serbia. CMS Belgrade was the rst international law

rm to set up in Serbia.

Please contact:

Dr. Radivoje Petrikić

Knez Mihailova 33, 11000 Beograd,


tel.: +381 11 3030 136

fax: +381 11 3030 137;


Stojan Semiz

Knez Mihailova 33, 11000 Beograd,


tel.: +381 11 3030 136

fax: +381 11 3030 137;


Contacts



11Poslovi sa nepokretnostima u Srbiji

Poslovi sa nepokretnostima

u Srbiji Praktični vodič kroz zakone i propise



1 Poslovi sa nepokretnostima u Srbiji

Sve informacije na engleskom jeziku ....................................................................................................................................... 03 – 10

Kompletna ponuda usluga u oblasti nepokretnosti .......................................................................................................................13

1. Svojina i druga prava na nepokretnostima ..............................................................................................................................14

1.1. Strane – ko može biti vlasnik nepokretnosti? ...................................................................................................................14

1.. Svojina – koje vrste svojine postoje? .................................................................................................................................14

1.. Zakupodavac i zakon o stanovanju – koje su glavne odlike? ............................................................................................14

1.. Zahtevi za povraćaj imovine – koji zahtevi se mogu podneti protiv vlasnika nepokretnosti? ..........................................15

2. Postupak u prometu nepokretnostima .....................................................................................................................................15

.1. Postupak – koje su faze u kupoprodajnoj transakciji? ......................................................................................................15.. Ostali uobičajeni ugovorni uslovi – koje druge odredbe obično sadrži ugovor o kupoprodaji nepokretnosti? ...............15

.. Agenti za prodaju nepokretnosti – koja je uloga agenata?..............................................................................................15

.. Nepokretnost u izgradnji – kako se može zaštititi kupac? ................................................................................................16

.5. Upis i overa nepokretnosti – koji su osnovni uslovi? .........................................................................................................16

3. Dozvole, planiranje i životna sredina ......................................................................................................................................16

.1. Dozvole – koje su dozvole potrebne za korišćenje nepokretnosti? ..................................................................................16

.. Zakon o urbanizmu i planiranju – koji su osnovni principi? ..............................................................................................16

.. Životna sredina – koja su pitanja obično vezana za životnu sredinu? ..............................................................................16

4. Finansiranje, porezi i osiguranje ...............................................................................................................................................17

.1. Obezbeđenje na nepokretnosti – kako se konstituiše i štiti obezbeđenje na nepokretnosti? ..........................................17

.. Porezi – koji porezi postoje i ko ih plaća? .........................................................................................................................17.. Naknade – koje naknade postoje i ko ih plaća? ................................................................................................................17

.. Osiguranje – koje osiguranje strane primenjuju i kada rizik osiguranja prelazi na kupca? ..............................................17

Kontakti...........................................................................................................................................................................................18

Sadržaj




Kompletna ponuda usluga

u oblasti nepokretnosti

Poštovani preduzetnici!

Sposobnost razmišljanja i delovanja bez ograničenja

koja su posledica postojanja državnih granica u Evropi 21.

veka više nije samo lozofska tema, nego je često odlučujući

činilac od kojeg zavisi uspeh ili neuspeh poslovanja.

Bank Austria Creditanstalt bila je među prvima koji su

prepoznali važnost ovog faktora za uspešno poslovanje, i

zbog toga je prikupila izuzetno bogata iskustva u brojnimoblastima prekograničnog poslovanja. Tako je BA-CA danas,

na primer, vodeće preduzeće u sektoru nansiranja velikih

prekograničnih projekata nekretnina sa tržišnim udelom od

oko 30 %.

Kao klijentu u sektoru nepokretnosti BA-CA vam

pruža prednosti kompletne ponude usluga vodeće banke

za nansiranje projekata nekretnina u Austriji i državama

Srednje i Istočne Evrope. Naša ponuda obuhvata sve potrebne

aspekte, od nansijskih rešenja preko procene vrednosti

nepokretnosti do upravljanja portfeljima. Pored guste mreže

svojih lijala u Austriji BA-CA vam, uz pomoć svojih stručnihsaradnika, omogućuje i pristup brzo rastućim tržištima u

zemljama Srednje, Istočne i Jugoistočne Evrope.

Sa ciljem da vam pruže još jednu korisnu pomoć u oblasti

prekograničnih poslova sa nepokretnostima i omoguće bolje

razumevanje opštih uslova, Bank Austria Creditanstalt i CMS

Reich-Rohrwig Hainz su zajednički pripremili ovu brošuru

za svoje klijente. U njoj su prikazani osnovni pravni okviri za

poslove sa nepokretnostima (kupovina, investicije, gradnja).

Brošura takođe sadržava i detaljnije podatke o vlasništvu i

drugim pravima u oblasti nepokretnosti i o postupcima u

okviru poslova sa nepokretnostima. Uključeni su i prikaz

najčešćih oblika nansiranja te informacije o porezima i

osiguranjima.

Ako imate dodatnih pitanja, stručni saradnici odeljenja

CEE Real Estate Finance, centra kompetencije Bank Austria

Creditanstalt za prekogranične klijente, u saradnji sa svojim

kolegama kod povezanih banaka u pojedinim zemljama rado

će vam pomoći kod donošenja odluka.

Uvereni smo da ćete u ovoj brošuri naći važne informacije

za svoje svakodnevne potrebe i da će vam njeno čitanje bitiod velike koristi.

Regina Prehofer Bruno Ettenauerčlanica uprave šef sektora Real EstateBank Austria Creditanstalt Bank Austria Creditanstalt

Predgovor




1.1. Strane – ko može biti vlasnik

nepokretnosti?

Prema odredbama Zakona o osnovama svojinsko-pravnih

odnosa, vlasnik nepokretnosti može biti svako zičko ili pravno

lice, uz primenu posebnih odredaba koje se odnose na strana

lica.

Građevinsko zemljište u gradskim područjima je uglavnom

u državnom vlasništvu i dodeljuje se u zakup na dugoročnojosnovi putem javnog konkursa.

1.1.1. Sticanje nepokretnosti od

strane stranih državljana

Strana zička i pravna lica mogu steći pravo svojine na

nepokretnosti na teritoriji Republike Srbije za potrebe obavljanja

svoje delatnosti u Republici Srbiji, pod uslovom reciprociteta.

S obzirom da privrednu delatnost mogu da obavljaju

samo društva koja su propisno registrovana u Republici Srbiji,

strano zičko ili pravno lice mora, pre sticanja prava svojine na

nepokretnosti, da osnuje u Srbiji preduzeće koje će biti nosilacprava svojine.

Strano zičko lice može steći pravo svojine na stanu

odnosno stambenoj zgradi prema uslovima reciprociteta.

Sticanje nepokretnosti koje se nalaze u određenim

područjima Republike Srbije, može biti ograničeno zakonom

(blizina vojnih objekata itd.).

1.. Svojina – koje vrste svojine postoje?

1..1. Pravo gradnje

“Prava gradnje” povezana su sa mogućnošću uređenja

određene lokacije, kako je denisana važećim urbanističkim

planom. “Prava gradnje” u gradskim područjima stiču se

dodelom zakupa na građevinsko zemljište od strane

opštinskih organa, ili

na osnovu prava vlasništva na postojećim objektima (u

kom slučaju vlasnik može preurediti lokaciju u skladu sa

odgovarajućim urbanističkim planom).

1. Svojina i druga prava

na nepokretnostima

1... Stanovi u svojini

Vlasnici stanova imaju pravo svojine nad određenom stambenom

jedinicom i pravo zajedničke nedeljive svojine nad zajedničkim

površinama objekta. Zajednica suvlasnika stambene zgrade smatra

se pravnim licem za potrebe organizovanja radova na održavanju.

Zajedničkim površinama upravlja skupština vlasnika odnosno kućni

savet.

Vlasnici su slobodni da otuđe pojedinačne jedinice i njihovodgovarajući deo u zajedničkim površinama.

Svaka pojedinačna stambena jedinica u zgradi registrovana je

u zemljišnim knjigama kao nezavisna / odvojena nepokretnost.

Zajedničke površine ne mogu se deliti niti prenositi odvojeno

od stambenih jedinica.

1... Svojina nad idealnim neodvojivim

delovima (“zajednička svojina“)

Zakon u Srbiji poznaje pravo zajedničke svojine na

nepokretnosti, pri čemu je određena nepokretnost u svojini više

lica. Pravo zajedničke svojine na nepokretnosti može se utvrditina osnovu ugovora ili zakona.

Pravo svojine na nepokretnosti u zajedničkoj svojini može se

preneti samo uz saglasnost i učešće svih zajedničara.

Svaki zajedničar može u bilo kom trenutku zahtevati podelu

nepodeljenog prava na nepokretnosti i postati jedini vlasnik

njenog dela, pod uslovom da takav deo ispunjava zakonske i

tehničke uslove za posebne predmete prava vlasništva.

1.. Zakupodavac i zakon o stanovanju

– koje su glavne odlike?

1..1. Zakup stanova / parcela

Ugovor obavezno mora biti u pisanoj formi. U novoformirani

katastarski sistem može se upisati samo zakup, čiji je rok duži od

10 godina.

Podzakup bez saglasnosti zakupodavca nije moguć izuzev

ako ugovorom o zakupu nije drugačije predviđeno.

U slučaju prenosa prava svojine, ugovor o zakupu ostaje na

snazi i automatski svojim uslovima obavezuje novog vlasnika.

Međutim, zakupac može raskinuti zakup po prijemu

obaveštenja o prenosu prava svojine na zakupljenoj nepokretnosti.

Ugovor o zakupu može se zaključiti na određen i neodređenperiod.

Svojina i druga prava na nepokretnostima




U slučaju da zakupac nastavi da koristi zakupljenu

nepokretnost nakon isteka ugovorenog perioda bez primedbe

zakupodavca, ugovor o zakupu automatski prelazi u ugovor

na neodređeni period.

1.. Zahtevi za povraćaj imovine –koji zahtevi se mogu podneti protiv

vlasnika nepokretnosti?

U Republici Srbiji trenutno ne postoji zakon o restituciji.

Međutim, ovaj zakon je predmet žive debate. Prethodni vlasnici

imaju mogućnost da “prijave” svoj interes u nacionalizovanoj

imovini do sredine 2006. godine.

1..1. Restitutio

Ukoliko je ugovor priznat kao ništavan i nevažeći ili je

poništen, svaka strana vraća drugoj strani sve što je od te

strane primila na osnovu poništenog ugovora.

U Srbiji je zakonom predviđena restitucija u svakom slučaju

nevaženja (ništavosti) ugovora o prenosu nepokretnosti i u

nekim slučajevima raskida ovakvog ugovora.

Postupak u prometu nepokretnostima

.1. Postupak – koje su faze u

kupoprodajnoj transakciji?

Pravna provera kojom se potvrđuje prodavčevo pravo svojine

na nepokretnosti, kao i sva opterećenja na nepokretnosti

koja je predmet prodaje.

Zaključenje ugovora o kupoprodaji (uključujući i sudsku

overu). Upis kupca kao vlasnika nepokretnosti u zemljišne knjige.

.1.1. Provera nepokretnosti

Preporučljivo je da kupac pre kupovine izvrši pravnu proveru

predmetne nepokretnosti, kojom se potvrđuju sledeće činjenice:

da prodavac ima slobodno i važeće pravo svojine na

nepokretnosti čiji je promet dozvoljen. Da bi se izbegao rizik

od poništenja transakcije, kupac proverava da li je prodavac

odnosno da li su njegovi prethodnici zakoniti vlasnici

odgovarajuće nepokretnosti;

da nema upisanih hipoteka, opterećenja i drugih založnih

prava na predmetnoj nepokretnosti;

da li postoje ugovori o zakupu ili konstituisana ograničena

prava svojine u korist trećih lica, sudske zabrane ili zahtevi

podneseni sudu.

.. Ostali uobičajeni ugovorni uslovi

– koje druge odredbe obično sadrži

ugovor o kupoprodaji nepokretnosti?

Svi ugovori o prenosu ili uspostavljanju prava svojine na

nepokretnosti zaključuju se u pisanoj formi, a uslov za upisprava svojine u zemljišne knjige je overa potpisa ugovornih

2. Postupak u prometu nepokretnostima

strana pred sudom. Ugovor takođe treba da sadrži i “clausula

intabulandi”, tj. izričnu izjavu volje zemljiško-knjižnog

prethodnika da se upis može izvršiti.

..1. Forma ugovora

Pisana forma / sudska overa.

... Dokumenta sačinjena kod javnog

beležnika

Ne postoji u Republici Srbiji.

... Uloga depozitara za plaćanja

Da bi se u zemljišne knjige izvršio upis kupca kao vlasnika,

prodavac izdaje potvrdu (overenu u sudu) da je kupoprodajna

cena plaćena u potpunosti. Da li bi prodavac isto učinio i u

slučaju deponovanja iznosa kupoprodajne cene na bankarski

račun za posebne namene (aranžmani sa depozitima nisu

uobičajeni), pitanje je pregovora između strana.

.. Agenti za prodaju nepokretnosti

– koja je uloga agenata?

Uloga agenata je da pruže pomoć kupcu u pronalaženju

nepokretnosti ili, ukoliko su angažovani od strane prodavca,

da pronađu buduće kupce. Za svoje usluge agenti naplaćuju

proviziju, koja se obračunava kao procenat vrednosti

nepokretnosti i obično iznosi 3 %.




.. Nepokretnost u izgradnji –

kako se može zaštititi kupac?

Uopšteno govoreći, zaštita kupca je na veoma niskom

nivou. Poseban problem predstavlja neprenosivost dozvole za

gradnju i “prava gradnje”.

..1. Odredbe o zaštiti kupaca zgrada,

stanova ili poslovnog prostora koji će

biti izgrađeni ili u potpunosti renovirani

Nedavno je usvojen novi Zakon o hipoteci, prema kojem

se odobrava upis hipoteke na objektima u fazi izgradnje.

U slučaju prinudne naplate potraživanja obezbeđenog

hipotekom, građevinska dozvola / pravo korišćenja prenosi se

na novog vlasnika objekta.

.5. Upis i overa nepokretnosti –

koji su osnovni uslovi?

Pravo svojine i druga prava na nepokretnosti upisuju se u

zemljišne knjige.

.5.1. Formalni uslovi

.5.1.1. Upis u zemljišne knjige

Upisuje se nepokretnost koja je predmet prenosa, kao

i prodavac kao poslednji vlasnik odnosne nepokretnosti

(ili se prilikom upisa u zemljišne knjige podnosi dokaz o

neprekinutom nizu prava vlasništva). Osim toga, prilikom upisa

u zemljišne knjige, neophodan je i dokaz o plaćanju poreza na

prenos apsolutnih prava.

.5.1.. Jezik

Obavezna je upotreba srpskog jezika.

.5.1.. Zemljišne knjige – opšte napomene

Pravo vlasništva na nepokretnosti stiče se upisom u

zemljišne knjige. Drugim rečima, važeći ugovor o kupoprodaji

predstavlja samo pravni osnov za samo sticanje nepokretnosti(tj. njegov upis u zemljišne knjige).

Dozvole, planiranje i životna sredina

.1. Dozvole – koje su dozvole potrebneza korišćenje nepokretnosti?

.1.1. Postupak pred državnim organima

za dobijanje građevinske dozvole i

neophodnih dokumenata

Postupak izdavanja dozvola ima dve faze:

“Građevinska dozvola” – kojom se odobrava izgradnja

objekta na osnovu projekta (tj. građevinska dozvola se

dobija na osnovu glavnog projekta objekta); i

“Prijava početka radova” – koja se može podneti samo po

završetku detaljnog projekta zgrade.

Po završetku građevinskih radova, izdaje se upotrebna

dozvola (pod uslovom da je projekat izvedenog stanja u skladu sa

odobrenim detaljnim projektom). Napominjemo da je dobijanje

upotrebne dozvole jedan od uslova za upis prava svojine na

predmetnom objektu u javne knjige.

.1.. Naknade

Naknade za izdavanje građevinske dozvole ili drugihdozvola su različite i zavise od vrste objekta, površine itd.

.. Zakon o planiranju i izgradnjikoji su osnovni principi?

..1. Uturđivanje zona

Uopšteno govoreći, zoniranje gradskih područja vrši se u

skladu sa

generalnim planom i

detaljnim planom.

Investitor ima pravo da razradi predviđene zone takozvanim

“urbanističkim projektom”.

.. Životna sredina – koja su pitanja

obično vezana za životnu sredinu?

Za izgradnju industrijskih objekata, objekata za posebne

namene itd., koji mogu imati negativan uticaj na životnu sredinu,

investitor mora da izradi analizu uticaja na životnu sredinu i da

poštuje postojeće propise o zaštiti životne sredine.

3. Dozvole, planiranje i životna sredina




Finansiranje, porezi i osiguranje

.1. Obezbeđenje na nepokretnosti

– kako se konstituiše i štiti

obezbeđenje na nepokretnosti?

.1.1. Hipoteke

Novim Zakonom o hipoteci iz 2006. godine uvedeno

je nekoliko novina koje mogu biti od interesa za razlučne

poverioce, a prevashodno se odnose na

postupak izvršenja i

konstituisanje hipoteke na objektima u fazi izgradnje.

.1.. Vrste hipoteka

Hipoteka / nadhipoteka (u slučaju konstituisanja zaloge na

potraživanju koje je obezbeđeno hipotekom).

.1.. Pravna situacija sa obezbeđenjima u

slučaju nesposobnosti plaćanja

Hipoteka prati nepokretnost i razlučni poverilac ima pravo

da izvrši hipoteku bez obzira na stečajni postupak / postupak u

slučaju nemogućnosti plaćanja.

.. Porezi – koji porezi postojei ko ih plaća?

Porez na prenos apsolutnih prava na nepokretnosti iznosi

5 % kupoprodajne cene ili naknade. Prilikom prve prodaje

objekata koji su izgrađeni posle 01.01.2005. godine plaća se

PDV u visini od 18 %. Na objekte koji podležu plaćanju PDV-a

ne plaća se porez na prenos apsolutnih prava od 5 %.

Poresku obavezu plaća prodavac, ukoliko nije drugačije

dogovoreno (međutim, pred poreskim organima solidarno su

odgovorne obe strane).

Porez na imovinu je u rasponu od 0,4 % do 3 % godišnje.

.. Naknade – koje naknade postoje

i ko ih plaća?

Naknada za sudsku overu – najviše CSD 26.000,00, u

zavisnosti od vrednosti transakcije (1 EUR = oko CSD 87,00).

Upis u zemljišne knjige – od CSD 2.600,00 do CSD 4.000,00

u zavisnosti od vrednosti.

.. Osiguranje – koje osiguranje strane

primenjuju i kada rizik osiguranja

prelazi na kupca?

Svojina na nepokretnosti, bez obzira na rizik za kupca,

prenosi se upisom u zemljišne knjige (stvarni prenos rizika

zavisi od ugovora o kupoprodaji).

Nepokretnosti generalno nisu dovoljno osigurane; obično

su osigurane samo od osnovnih rizika (požar i srodni rizici).

4. Finansiranje, porezi i osiguranje




Kontakti

Kontakti

HVB BANK Serbia and Montenegro a.d.

Real Estate Department

Miloš Srejić

Rajićeva 27–29, 11000 Beograd, Srbija i Crna Gora

tel.: +381 11 3204 582

faks: +381 11 3204 668


Bank Austria Creditanstalt, Austria:

For cross border activities:

Christian Schitton


tel.: +43(0)5 05 05 54948

faks: +43(0)5 05 05 57985


or

Gabor Somogyi


tel.: +43(0)5 05 05 55175

faks: +43(0)5 05 05 57985


Ova brošura izašla je i u izdanjima za sledeće zemlje:

Austrija

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Brošure se mogu besplatno poručiti na elektronskoj adresi [email protected].

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Kontakt:

Dr Radivoje Petrikić

Knez Mihailova 33, 11000 Beograd, Srbija i Crna Gora

tel.: +381 11 3030 136

faks: +381 11 3030 137


Stojan Semiz

Knez Mihailova 33, 11000 Beograd, Srbija i Crna Gora

tel.: +381 11 3030 136

faks: +381 11 3030 137






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Lender: Bank Austria Creditanstalt AG

and HVB Bank Czech Republic a.s.

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Your gate to Central and Eastern Europe.

Contact:

Bank Austria Creditanstalt

CEE Real Estate Finance

Christian Schitton

Tel.: +43 (0)5 05 05-54948

[email protected] Somogyi

Tel.: + 43 (0)5 05 05-55175

[email protected]

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